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Minutes - 10/16/2006 - Plan Commission1. 2. a 11 MINUTES OF THE OCTOBER 16, 2006 REGULAR MEETING OF THE PLAN COMMISSION OF THE VILLAGE OF OAK BROOK APPROVED AS WRITTEN FEBRUARY 19, 2007. CALL TO ORDER: The Regular Meeting of the Plan Commission was called to order by Chairwoman Payovich in the Samuel E. Dean Board Room of the Butler Government Center at 7:30 p.m. ROLL CALL: Gail Polanek called the roll with the following persons PRESENT: Chairwoman Barbara Payovich, Members, Paul Adrian, Gopal Lalmalani, Moin Saiyed, Marcia Tropinski and Gerald Wolin ABSENT: Member Raju Iyer IN ATTENDANCE: Jeffrey Kennedy, Trustee, Robert Kallien, Jr., Director of Community Development Kallien, Barbara Gosselar, Assistant Village Attorney and Dale Dtlrfey, Village Engineer APPROVAL OF MINUTES: REGULAR PLAN COMMISSION MEETING OF AUGUST 21, 2006 Motion by Member Lalmalani, seconded by Member Tropinski to approve the minutes as written. VOICE VOTE: Motion Carried. UNFINISHED BUSINESS CALL TO ORDER ROLL CALL MINUTES UNFINISHED BUSINESS A. VILLAGE OF OAK BROOK — REVIEW OF PUBLIC WORKS VOB - REVIEW OF OBJECTS CONSTRUCTION STANDARDS — OBJECTS WITHIN PARKWAYS WITHIN PARKWAYS Director of Community Development Kallien said that after consultation with Village Engineer Durfey there is a request to continue the review to a future date. Motion by Member Lalmalani, seconded by Member Saiyed to continue the review of the Object within Parkways to a future date. VOICE VOTE: Motion Carried. 5. NEW BUSINESS NEW BUSINESS 5, A. CLEARWATER — YORK ROAD EW LLC c/o THE JOHN BUCK CLEARWATER -- YORK RD EW LLC COMPANY — 2100 and 2122 YORK ROAD --- TEXT AMENDMENT AND do JOHN BUCK CO - 2100- 2122 SPECIAL USE VILLAGE OF OAK BROOK Regular Plan Commission Minutes Page 1 of 17 October 16, 2006 ice„ YORK RD — TEXT AMEND and SU John Brechin, 619 Addison Road, Addison, Illinois Attorney for the petitioner provided an overview the request. Clearwater is a planned mixed -use development (designed by Goettsch Partners) located at the northwest corner of 22nd and York. Clearwater is currently improved with an office building located north of 22'd Street and north of that is an office warehouse building. Under the proposed plan, the warehouse building will be demolished, but the office building will remain. It is substantially leased and has tenant commitments. The vision for Clearwater is to create and upscale mixed -use project that will meet the needs of Oak Brook, it's daytime population and surrounding communities. Clearwater is designed to be a destination location with dining indoors and outdoors, a health club will provide a place for travelers or residents to utilize and the hotel will be a drawing point to hopefully secure success of the retail developed under the proposal. In Oak Brook, there really are few alternatives to the traditional detached single- family dwellings. The condominiums they are proposing will be very upscale and will provide a housing alternative for Oak Brook residents that may want to leave their single - family residence, but do not want to leave Oak Brook; and who also want to have alternative housing that is as plush and as upscale as the homes they are contemplating leaving. They believe it will be a tremendous amenity and will provide the population to help to assure the success of the retail they are putting in. The property itself is a little over 15.5 acres bounded by York Road on the east, 22"a Street on the south, and Clearwater on the west and north. He summarized the relief they are seeking as follows: a text amendment that would create a new special use in the 0-4 District authorizing mixed -use developments. The standard they set forth and suggested is that the special use be available only through properties that are 10 acres or greater in size. From a practical perspective there has to be some area that you must have to justify a mixed -use development. They recognized that some of the provisions in the proposed amendment are significantly different from the existing zoning provisions. They wanted to ensure that the precedent established by the amendment would limit the application to only those properties who could in fact present a proposal and program on the scale that they have and would not be allowed on smaller properties, where mixed uses may not be appropriate. They are also asking that the property that currently has two subdivided lots to be treated as one zoning lot for the purposes of this application, if the text amendment is approved, they are also asking for the issuance of the special use. The special use would authorize the variety of uses that are set forth in the text of the amendment. They are also seeking a variation for the office building adjacent to 22nd Street to allow for a zero lot line concept. The reason for the variation is that they are treating the mixed -use development as mixed shared uses and to maximize the efficiency of the parking and the internal traffic patterns that would necessitate utilizing the portions of the office building property therefore, utilizing a zero lot line concept, which is only needed for one reason. In the rare possibility, there is a VILLAGE OF OAK BROOK Regular Plan Commission Minutes Page 2 of 17 October 16, 2006 casualty loss on the property so that the owner of the office building could in fact rebuild. With the variation, they would be nonconforming, and would not be authorized to reconstruct what is there today. Providing testimony at the meeting was Susan Hammersley, Project Manager and Senior Vice President, The John Buck Company; John O'Donnell, Principal, The John Buck Company; Steven Nellis, Partner, Goettsch Partners; David Miller, President, Metro Transportation Group, Craig Nicks, Civil Engineer, Bollinger, Lach & Associates and David Gum, Vice President, Walsh Landscape Construction. Susan Hammersley thanked the Plan Commission and Staff. She reviewed the history of the site. In 1998 they acquired about 30 acres including land and buildings at York Road and 22nd Street. The office building located at 2122 York Road will remain. The office warehouse building at 2100 York Road will be demolished. In 1998, they came to the village and immediately worked to rezone the property from ORA -1 to 0 -4. They developed a plan for a one million square foot office complex on both sides of the road. They also started construction the same year on 2001 York Road, which is a 184,000 square foot, 6 -story office building. It is 100 percent leased and its main tenant is Comeast. They have worked on additional developments with the Village. They also developed an office building at 1111 22 Street and the Oak Brook Commons, a retail project located next to the 'mall. They also managed and leased the Drake Oak Brook in the 1980's. After they finished constructing 2001 York Road, the economy changed, which really impacted the office market in DuPage County as well as Oak Brook. They came up with an idea for the west side of York Road. It was a vision that they though quite suitable for Oak Brook in place of an office park. They tried to create an upscale synergistic mixed -use project that would really benefit the community, surrounding communities as well as the daytime population, which is estimated to be around 100,000 people. They also felt it would help influence additional planning and development on this side of Oak Brook. As far as benefits to Oak Brook, they see both aesthetic and economic. From an aesthetic standpoint, they feel that by demolishing the warehouse building, which is an underutilized area, they think that they will be able to bring some commercial uses to this side of Oak Brook. Currently you have to go west if you want to get to any time of commercial use, whether it is retail, financial or food. They did some studies on the economic benefits to Oak Brook and relative to sales tax and hotel tax, and are projecting over a 15 -year period that the project will generate over $9 million in tax; the bulk of which would come from sales tax. In their first stabilized year, they are estimating about $430,000 and over 15 years would be about $8.2 million. More than an economic and aesthetic driver, they feel this will be an interesting and wonderful concept for the Village to have a way to be able to live, shop, work and play. Steve Nellis, the architect and partner with Goettsch Partners. The John Buck Company has worked with Goettsch on two downtown office- building projects. VILLAGE OF OAK. BROOK Regular Plan Commission Minutes Page 3 of 17 October 16, 2006 r: . One is located at 1 North Wacker (UVS Tower) and 111 South Wacker. Both projects have won several awards, including developer and development of the year. Goettsch is also working with them on a third project downtown. They work locally as well as around the globe including, Europe, Asia and South America. They also designed the Hyatt at the McDonald's Campus many years ago. They have designed over 3 million square feet for the John Buck Company and are honored to design a mixed -use development, which they feel will create a destination. Mixed -use development is sustainable in its principles as a location for people to work and live with a park, to dine, a health club and a hotel. It is an important project for them as well as for Oak Brook. He reviewed the general use of the plan. All of the uses are strategically located around the park, which is really a meeting place with a landscape feature. The hotel and fitness area are located in the corners of the project. There is 60,000 square feet of ground floor retail that creates a U. The focal point to their destination is a 16 -story condominium building. Parking is also an important part of the project and they have located a deck parking structure, which has been buried within the topography of the site. There is an approximate 6- foot grade change between York Road and Clearwater Drive. Access is off of York Road and Clearwater as well has Clearwater at the north end of the site. The existing office building is a 3- story, 120,000 square foot structure. There are provisions for 2 restaurant pads with exposure off of 22nd Street and a special retail area. There is also a special food retail area at the park. Part of the success of a meeting and gathering place is to provide amenities such as a food area, vendors, landscape, hardscape, water and a place for people to meet, which is the focal point of this retail experience. The health club is 50,000 square feet on two levels. The condominium is 16 floors and the parking structure is 2 levels. There is a below grade parking deck is for the exclusive use of the condominium; there is a 2 to 1 parking ratio. There are 65 units planned on 14 different levels. Because there is a grade change the hotel lobby is on the lower elevation. There are existing sidewalks and people are encouraged to use it on a pedestrian level because of the many uses that are available, to stay within the boundaries of the site. The pedestrian level access and use is very important. They have developed portals (passageways) throughout the project for pedestrian use to come through the site so they do not have to go all the way around; although there is access all around the perimeter of the site. It is designed to encourage people into the retail experience and the gathering place by the park. The gathering spot is the apex for the development. It has all the fundamentals for people to gather. Unsuccessful developments may have a green space, but they do not have a place to sit, or water or food amenities. They have tried to provide all of those things and it provides a front door for the luxury condominium development. VILLAGE OF OAK BROOK Regular Plan Commission Minutes Page 4 of 17 October 16, 2006 r• The concept is to surround the whole site with natural landscape. As you approach the center of the retail zone, the landscape becomes a more formal development with special paving, lighting features, green areas, water area and a food vendor. The contemporary concept retail design storefront permeates throughout all of the uses and the building types. There are glass store fronts and bay windows. and they are proposing to use terra cotta masonry that has the color and quality and nature of very fine masonry, but it is extruded in a contemporary way. The paving is very important in a retail pedestrian experience. Certain signage is needed for a successful retail. They have blade and overhead signage. The hotel is a new Starwood product, which is part of their hotel W design. It is a suburban product for the affluent young business travelers. The hotel is planned for 138 keys on 6 floors. It is a new design that is being used throughout the country. Hotel W is planned for an urban setting and is looking to appeal to the upscale suburban marketing place. The central focus of the development is the condominium tower. In general, they are trying to create a more traditional use material at the retail pedestrian level experience. There is a formal landscape design in and around the park area. There are a total of 996 parking spaces. There are 434 surface spaces; 200 on an upper level; 235 on the lower level below grade and 130 condominium spaces. He reviewed the design materials that combine, glass, metal and masonry. The suburban places look for a lot of light, u- corridors and light and air. The park serves as the front door to the condominium development. Dave Miller, President, Metro Transportation Group, said that their role in the project was to look at the traffic impact and parking demands. A traffic study was done and it was found that the peak hours are between 7:30 -8:30 and 4:30 -5:30, which is typical. They reviewed the type of traffic for this development due to the variety of uses that would be generating traffic during the morning and afternoon peak hours. Based on their analysis of similar type developments they determined that the morning peak hour would generate approximately 440 vehicles in -bound and out- bound; the evening peak hours would general approximately 1065 vehicles inbound and out bound. They did a capacity analysis and determined what kind of improvements would be needed on the surrounding roadways and intersections. They looked at a traffic signal warrants at the intersection of York and Clearwater and at Clearwater and 22nd Street. They also did an analysis to see what additional auxiliary left or right turn lanes may be needed as part of the development. In summary, they did not need any additional improvements at the York Road and I- 88 off ramp. The intersection at Clearwater and York does warrant a signal, even VILLAGE OF OAK BROOK Regular Plan Commission Minutes Page 5 of 17 October 16, 2006 under existing conditions and the additional traffic from the proposed development would make it even more efficient. The west leg of Clearwater and York is only 28- feet wide and they do need to add a separate left turn and a combo through right lane and one lane westbound. They have recommended widening the west leg within the influence of York Road to 36 feet. The east leg of Clearwater is currently 36 feet, but it is striped for a separate right turn and a combo through left turn lane. In order to make the left turns align opposite each other, they recommended restriping it so that it is similar to the west leg.' No additional auxiliary lanes were needed at that the intersection. The southbound right turn lane at the current right in /right out drive extends about 40 feet north of the right in/right out and they recommended extending the right turn lane an' additional 60 feet, north of the right in/right out. At the entrance of York and 22nd Street there is sufficient capacity, both existing and with the proposed development. The level of service at the intersection did not change with the additional traffic projected from the development. At the intersection of 22nd Street and Clearwater and does not have enough traffic to warrant a traffic signal, however there are substantially more right turns than left, and it is wide enough to be restriped to create a small southbound left turn lane and separate right turn lane and have one lane going northbound. It will allow right turns to turn more easily onto 22nd Street. They reviewed the peak parking demand due to the multiple uses from 6 a.m. to 8 p.m. They reviewed the Village code and the Institute of Traffic Engineers (ITE) parking report for similar type uses throughout the United States. They also looked at the shared parking report from the Urban Land Institute and an actual demand analysis was done for the existing office building, as well as the Marriott Courtyard in Oakbrook Terrace, which has similar characteristics to the proposed hotel. The ITE is the parking standard used throughout the country and compared it to the Oak Brook standards. Oak Brook was considerably higher in terms of the parking demands. In their review, they thought the ITE was the more realistic use of the parking demand. In addition, they supplemented the two uses (office and hotel) in their report. The shared parking analysis was done hour by hour and found that the peak parking demand was from 6 p.m. to 7 p.m.; which was 891 spaces. The site is proposing 996 spaces, so there is a cushion of over 100 spaces. They believe it is a realistic use and more representative of what would be needed for this development. Dave Gum, Architect and Vice President Walsh Landscape, presented the landscape plan. Due to the uniqueness of the multiuse, they broke the landscape down between two areas. First, the perimeter area surrounds around the total project and their concept was to provide a uniform look. They were informed of a new streetscape study that Oak Brook presented to them and they thought it was a good chance to provide its use. The street trees are not in a typical straight -line fashion, but have a very natural appearance. They are trying to make it look like a park surrounding the project. The landscaping that surrounds the existing office building is very similar and provides a very uniform look for the total project. The biggest VILLAGE OF OAK BROOK Regular Plan Commission Minutes Page 6 of 17 October 16, 2006 challenge was to combine the multi -uses. The hub of the whole project is an urban park setting that all the uses are available not only for the use of it, but also for the views. They wanted to create a contemporary type of landscape design for the interior. It allows them to keep the views and the lines of the views from all of the projects coming into the park. The parking garage was another unique situation, and they felt it would have been a major mistake to try to make the trees grow in the islands, because there is not enough surface area for the roots and the trees will eventually have problems. They have proposed to take the islands and turn them into large planters. They can utilize perennials and ornamental grasses. For the most part they have eliminated the turf in those areas and have suggested a pavement of decomposed granite to get in and out of the parking. They can then provide a breakup of the parking lot. They did not want to cause a line of demarcation so they have suggested keeping the other islands in the same scheme so there is not a line where the trees stop. It was challenging to take the area and match it with a multi -use to create a garden inside. They will be taking down some existing trees, but will be providing many more that are of a better species and improved varieties. The loading docks are heavily planted with evergreens and a street planting. They have not only provided screening, but also a streetscape along Clearwater Drive. It will be a showcase for Oak Brook to show off the project. Craig Nicks, Bollinger Lach and Associates, assisted in the stormwater plan. He reviewed the existing utilities on the site. Stormwater detention is being provided in the existing stormwater facility, which is located to the southwest of the site. It drains to the south through a stormwater system along York Road and into Salt Creek. They also have a second proposed stormwater facility that will be located and hidden within the park area east of the existing office building. Mr. Brechin reviewed the variation standards as follows: 1. a. The property in question cannot yield a reasonable return if permitted to be used only under the conditions allowed by the regulations governing the district in which it is located. RESPONSIE: The development of the site will require the creation of a sufficient mix of additional retail uses to make the site attractive. In reaching that goal it will be essential to establish parking sufficient to comfortably accommodate those new uses and the existing uses on the site. The granting of the variation to allow the redevelopment take place is consistent with other zoning requirements. The creation of additional green space and the optimum placement of structures on the site. One of the problems with an existing building is that there is very little flexibility in moving it; they cannot. The variation allows them to maximize the attractiveness and placement of various structures throughout the balance of the site. Without the variation requested, the property will not be able to be used in accordance with its highest and best use and would not yield a reasonable return; especially considering the location VILLAGE OF OAK BROOK Regular Plan Commission Minutes Page 7 of 17 October 16, 2006 of the property and reasonable market expectations. 1. b. The plight of the owner is due to unique circumstances. RESPONSE: The unique circumstances revolve around the location of the existing building. The location of the building at the southeast corner of the site and the requirements generated at redevelopment to establish sufficient parking, green space and adequate vehicular and pedestrian circulation dictate the need for a variation from the yard requirements. The redevelopment plan incorporates provisions to maintain sufficient parking for the existing building and all of the other uses. Although the lot for the office building may be smaller, the land area available to it will remain the same. 1. c. The variation, if granted, will not alter the essential character of the locality. RESPONSE; The variation, if granted will enhance the essential character of the locality. The overall design of the proposed redevelopment enhances the visibility of the site more carefully avoiding any negative impact on surrounding properties. The internal traffic circulations system as well as right- of-way improvements will contribute to the safety and efficiency of ingress and egress to the site without any negative impacts on surrounding properties. Moreover, the enhancement of the property will serve as a magnet to the area enhancing the viability of other properties in the area and create a much - needed housing alternative not presently authorized in the Village. 2. a. The particular physical surroundings, shape, or topographical conditions of the specific property involved would bring a particular hardship upon the owner as distinguished from a mere inconvenience if the strict letter of the regulation were to be carried out. RESPONSE: The 2122 'York Road building is a 3- story, 122,000 square foot office building, which is currently, 85 percent leased. The location of that building cannot be changed. Thus, the location of the building inhibits any ability to redevelop the property without the variation requested. 2. b. The condition upon which the petition for variation is based would not be applicable generally to the other property within the same zoning classification. RESPONSE: The variation requested would not be generally applicable to other 0-4 properties. The need for the variation only arises by virtue of the redevelopment of the property pursuant to the new special use authorizing mixed use developments on properties ten acres or greater in size. 2. c. The granting of the variation will not be detrimental to the public welfare or injurious to other property or improvements in the neighborhood in which VILLAGE OF OAK BROOK Regular Plan Commission Minutes Page 8 of 17 October 16, 2006 the property is located. RESPONSE: The granting of the variation will have no negative impact to the public welfare and will not create any injury to any other property or improvements in the neighborhood. The proposed redevelopment will safely and efficiently accommodate all the vehicular and pedestrian traffic onsite and provide for ingress and egress to and from the site that will not in any way negatively impact nearby properties or the public utilizing York Road and 22nd Street. 2. d. The proposed variation will not impair an adequate supply of light and air to adjacent property, or substantially increase the danger of fire, or otherwise endanger the public safety or substantially diminish or impair property values within the neighborhood. RESPONSE: The proposed redevelopment is designed to maximize the visibility of the site on York Road and 22'd Street while at the same time not visually encroach into any residential neighborhood. The creation of additional green space, park and convenient and sufficient pedestrian walkways will assure compliance with this standard. The redevelopment will have no negative impact on neighboring properties or the value of those properties Zoning Amendment Factors: 1. Character of the neighborhood RESPONSE: He previously covered the existing character of the neighborhood. There are office and warehouse uses in the area. To the southeast are the Drake Oak Brook office building and Wyndham Drake Hotel; to the east and the north are office uses; and to the south is the Oak Brook Golf Club. 2. The extent to which property values are diminished by the particular zoning restrictions. RESPONSE: The existing 0-4 zoning of the property diminishes the value of the property in that it precludes the development of uses desired in today's marketplace. The demand for office space has diminished in the past few years thus making the construction of additional office space on the site impractical. The existing zoning inhibits the utilization of the subject property to its highest and best use. 3. The extent to which the removal of the Existing Limitations Would Depreciate the Value of Other Property in the Area. RESPONSE: The amendment of the zoning ordinance to create a special use requested will not diminish property values in any way. In fact, the value of VILLAGE OF OAK BROOK Regular Plan Commission Minutes Page 9 of 17 October 16, 2006 other property in the area will likely appreciate if the special use is created and issued to allow the redevelopment of the subject property, which will enhance the Village's tax base and will provide additional needed services and amenities with no negative impacts on other properties in the area. 4. The suitability of the Property for Zoned Purposes. RESPONSE: The property is suitable for the zoned purposes set forth in the O- 4 district. However, the limitation of uses in the existing provisions of the 0-4 zoning district inhibit and preclude the highest and best use of the property. The proposed amendment to create a special use will increase the suitability of the property for its own purposes by incorporating additional uses in demand in the marketplace. This is located at one of the major intersections in Oak Brook. It should be a focal point of pride for the Village. What they are proposing will maximize that. The Revitalization Committee has looked at the proposal and it is fair to say that they have endorsed the concept and believe the development is within the intent of the whole revitalization process. 5. The Existing Uses and Zoning of Nearby Properties RESPONSE: The surrounding property is zoned as follows: North — 0-4 and ORA -1; East ORA -1 and 0-4; South CR and B -4; and West ORA -1. 6. The Length of Time Under the Existing Zoning that the property has remained unimproved considered in the context of land development. RESPONSE: The applicant purchased the subject property on February 1998 at which time the Village rezoned the property to 0-4 from ORA -1 to accommodate an increase in the allowable FAR to 0.8 from 0.45 and authorized an increase in structure height from 5 stories to 8 stories. At the time, an office campus was contemplated to expand office space on the site. However, in 2000, there was a down turn in the office market in the area, which has remained and is one of the reasons why they are requesting the special use. Without the proposed amendment, the property will continue to be under utilized without any realistic demand of office space to be created. 7. The Relative Gain to the Public as Compared to the Hardship Imposed on the Individual Property Owner. RESPONSE: There is little if any gain to the public by virtue of the present zoning since it precludes development of additional uses on the site, which are desired in the marketplace. This imposes a significant hardship on the property owner in that the property is not being utilized to its highest and best use. Thus depriving the property owner from a reasonable return on the property and also deprives the public of needed uses and amenities and also deprives the public of needed uses and amenities and deprives the Village of significant revenue sources that redevelopment will create. VILLAGE OF OAK BROOK. Regular Plan Commission Minutes Page 10 of 17 October 16, 2006 S. The Extent to Which the Proposal Promotes the Health, Safety, Morals or General Welfare of the Public. RESPONSE: The development will significantly promote the health, safety, morals and general welfare of the public by making the northeast corner of York Road and 22"d Street a desirable focal point of mixed uses. It will provide enhanced options for consumers, providing additional accommodation options for tourists, visitors and residents; and providing a high quality alternative to residents who desire housing alternatives to the traditional single - family residences. 9. The Relationship of the Proposed Use to the Comprehensive Plan. RESPONSE: The applicant believes that the proposed amendment is consistent with the Village's Comprehensive Plan and consistent with the Village's planning goals in general and specifically the Villages' goals concerning commercial revitalization. 10. Community Need for the Use Proposed by the Property Owners. RESPONSE: The special use amendment will allow for a greater variety of high quality retails uses to be created, offering additional opportunities to consumers. The authorization proposed for condominiums will fill a void in the community and create a high quality alternative to residents who want something different from the traditional detached single - family home. It allows them to do so without moving from town. Special Use Standards 1. Is of the type described in subsection Al of this section, is deemed necessary for the public convenience at that location RESPONSE: This standard is inapplicable since the proposed uses will not be "uses operated by a public agency ". 2. Is so designed, located and proposed to be operated that the public health, safety and welfare will be protected. RESPONSE: The redevelopment is designed in a U- shaped configuration for majority of the uses and allows for a limited number of retails fronting 22nd Street. This configuration maximizes visibility for all uses and allows for the placement of the larger uses (hotel, condominiums and health club) on the three sides of the site, thus balancing the overall design of the project. Parking for the retail and office uses will be centrally located and designed to be coupled with a safe and efficient internal access system together with associated right -of -way improvements to maximize safe ingress and egress to the site. VILLAGE OF OAK BROOK Regular Plan Commission Minutes Page I I of 17 October 16, 2006 124 3. The extent to which the removal of the Existing Limitations Would Depreciate the Value of Other Property in the Area. RESPONSE: The redevelopment will cause no injury to the value of other property in the neighborhood and will not intrude in any way into nearby residential areas. The design will be functionally and aesthetically compatible with surrounding uses and significantly enhance the stature of one of the major intersection in the Village. The significant enhancement of the property including the additional assessed valuation will be a direct benefit to every resident and business in the Village. They are very excited about the project. It is a tremendous opportunity for the John Buck Company and the Village. The Village is talking about revitalization, and they are talking about implementing it as soon as they can. They would like to get going by next spring. They thanked the Plan Commission for its consideration. Chairwoman Payovich called a 5- minute recess. The meeting resumed at 8:40 p.m. Member Adrian questioned if the project was built would happen when the office building, which is 85 percent leased, do they anticipate doing anything when those leases expire. Are there future ideas as far as expansion? Susan Hammersley responded that relative to 2122 York Road, they have looked at different ideas for the building, they could totally either rehab the building or take it down, and their tenant leases will dictate part of that. Some of the tenant leases have renewal rights in them. They are trying to create flexibility as they are working with the existing tenants and are bringing in new tenants, so that if they do come up with a plan, that makes sense for the project and they knew they would have to come back to the Village, which would be a possibility. It is hard to be a soothsayer and look into the future, but they have thought about that. As far as expanding development they have been working on this project since 1998, so over the years they have looked at ideas to expand the project. John O'Donnell, principal with the John Buck Company, said since 1998 they have had a number of discussions with the adjoining property owner Reed Elsevier, which is west and north of the property and so far, it has not been fruitful, They are very comfortable with where they are at and have given them a number of ideas on relocating and rebuilding, but they have not had any success as of yet. They have designed their development in a way that if it were to become available it could be integrated in a larger sense. It could be very interesting with Salt Creek being used as a natural attribute. Member Adrian commented that he really liked the idea of a multi -use facility at that location. VILLAGE OF OAK BROOK Regular Plan Commission Minutes Page 12 of 17 October 16, 2006 Member Wolin commented that he thought it was a fine development that made a lot of sense and he is optimistic after staff looks at it and all the questions are answered, the project will be forward for the benefit of John Buck and the Village. One of the criteria has to do with the negative impact upon others and he does not know how you would judge how much retail an area can handle; or how much hotel space is needed, etc. There are other hotels, the shopping center, the Promenade, etc. and when talking about sales tax revenue, does that result in taking the money out of one pocket and putting it into another. Although he hopes there is a need for all of this, but questioned how it is determined. John O'Donnell said that it is really an economic analysis of the demand characteristics in the area. Many of the hotels in Oak Brook are more than 25 years old. The W hotel they are proposing is directed at a particular market segment; kind of the urban professional looking for a boutique hotel. It is a little different from what currently exists and they think it is directed more at the 100,000 people that visit Oak Brook a day and to work. He believes it expands that market area a little and it brings a synergy of uses. They believe the retail will attract people from outside the area. There are a lot of luxury retailers that are not currently in the Oak Brook mall, there is no fit for them there, and they want to be in the Oak Brook area. What they are trying to do is to build a little jewel box that would appeal to that luxury segment of retailers. They believe they are expanding the market because they are not going after the same people that are going into the Promenade or the Oak Brook mall. They are trying to add a different level of shopping that does not exist as well as provide services that do not currently exist. Member Wolin asked how you define a level of shopping that does not exist. Mr. O'Donnell responded that it is a collection. Oak Brook mall covers everything, but certain stores are not there. Some store might be called ultra luxury -type shops. Ideally, those are the ones they would get. They are trying to have quality materials and timeless architecture that would appeal to them even in a small setting. Ms. Hammersley said that they found that working with their retail broker; there are some tenants that do not want to be in the mall, for one reason or another. The mall is amazing, but for some the issue might be access or creating a feel of exclusivity; it is different for everyone. They have found that despite the fact that Oak Brook has an enormous amount of retail in the mall, going westbound, there really is a pent up demand for other retailers that have developed different concepts that want to be here. Looking at the home segment, as an example, anything from furniture to things for the kitchen, the amount of stores that have developed over time is amazing. The Merchandise Mart, on the ground floor they brought in all different types of designers from Kohler to .Ann Sacks; anything from tile to custom made pieces for the bedroom. It is amazing what the retail industry has gone through over the last 10 years. VILLAGE OF OAK BROOK Regular Plan Commission Minutes Page 13 of 17 October 16, 2006 Member Wolin questioned the area of the flood plain. He was concerned that when DuPage County comes out with its new maps; would it be raised by two feet, which would put more of the property into the flood plain. Village Engineer Durfey responded that drainage information has recently been received from the applicant and it has just been given to the Village's consultant to analyze it, so it is not known if they meet the requirements or not. DuPage County has some preliminary flood maps of Salt Creek and through Oak Brook, the base flood elevations have been raised. They are trying to find out why. He is meeting with the County later in the week on a preliminary basis to find out an explanation for the reasons why the bfe's (base flood elevations) are going up instead of down, when the quarry is added. It looks like the flood map elevations will raise. His staff took some cross infonnation at different locations and the biggest one was 1.96 feet. Ms. Hammersley reviewed the comparison of height. The Oakbrook Terrace Tower is 31 stories, approximately 418 feet tall. The tallest buildings in Oak Brook are the Oak Brook Regency Towers located on the south side of 22nd Street just east of Route 83. They are about 13 stories or approximately 175 feet. The condominium building they are proposing is 167 feet. They went into different areas of the village to see what could be seen. (There is a report on this in the case file) The closest residential area to their project is in York Woods and it should not be able to be seen as it is currently designed. They went into the residential area near the Oakbrook Terrace Tower and it cannot be seen for the trees. The residential areas are heavily landscaped and not much is seen or heard because of that. A height study was also done using projections that are also contained in the case file. Member Wolin questioned the zero lot line request. Mr. Brechin responded that it applies to all four sides and it will allow them to utilize the balance of the lot for site amenities. The usable facilities for the office building in terms of parking, pedestrian ways, landscape, etc., are not going to change. It is just that the owner of the building will not own the required yards surrounding the building. The variation is needed in case there is a casualty, so that they can still rebuild their investment; because without a variation, they could not. Director of Community Development Kallien asked how the property would be divided, because a subdivision plan has not been provided. Susan Hammersley responded that they do not intend to subdivide the property. The applicant owns the entire property. However, there is a lender on the office building and when they did the long -term loan; the lender was advised of the planned master VILLAGE OF OAK BROOK Regular Plan Commission Minutes Page 14 of 17 October 16, 2006 �ti plan for the site. The building is the collateral for the loan and in order to protect the collateral, they are seeking the variation in the event of a worst -case scenario that the building would be destroyed. There will be no conveyance of land to any other party. An assessment plat and new PIN number will be requested to protect the loan. After a lengthy discussion regarding the need for a variation it was determined that the variation request would not be needed, because will be no subdivision of property and the office building could be rebuilt without a variation. Director of Community Development Kallien said that the property is being treated as one zoning lot and that is how the FAR will be calculated. Member Wolin brought up the signage issue. Director of Community Development Kallien said that the applicant has proposed the development so that the underlying 0 -4 zoning is maintained. On this parcel, the 0 -4 zoning would only allow 480 squire feet of signage total, because it is on 2 lots. By creating a special use that will allow for office uses they are importing some of the commercial signage provisions that are allowed in the B -1, B -2 and B -3 districts. If it has commercial underlying, then it does fit. It can be compared to the Promenade signage. The Promenade was about 12 acres; this site is 15 acres. John Brechin noted that what they are proposing is consistent with the relief given to the Promenade. When the usage is office you do not need that level of signage, however, when there are retail uses, signage is your lifeblood; you have to be visible. It is imperative to have visible signage, not only for the convenience of the drivers, but also for safety concerns, because someone can become a traffic hazard if they cannot see something that they want to get to. The overall sign plan is tasteful, reasonable and consistent with Oak Brook high standards for quality. It is also consistent with what has been allowed in other commercial venues. Member Wolin said that there will be a lot of retail in this area it should be consistent with the type of signage such as the Promenade. The development makes a lot of sense and will be beneficial for Oak Brook, however, there were many questions raised by staff; and would like to make sure that staff has enough time to go through any material so that they are comfortable at the next meeting. Mr. Brechin responded that they have made a commitment with staff to meet together as much as needed prior to the next Plan Commission meeting. Their goal is to work toward and resolve every issue with every department. Some of the issues, such as the flood plain, since no one is sure what the County will put down in black and white, which is a concern for everyone. VILLAGE OF OAK BROOK Regular Plan Commission Minutes Page 15 of 17 October 16, 2006 Member Tropinski questioned if the applicant has been in touch with the Federal Aviation Authority regarding the proposed height for the building in that area. She noted that there is a lot of helicopter traffic in the area. Ms. Hammersley responded that they did not because it was not going to be taller than any of the other buildings in the area, but they would check into it. Member Lalmalani questioned the addition of another health club in the area and asked if it could be replaced with additional retail shopping, which would bring more revenue into the Village and not compete with the existing facility. Ms. Hammersley said that the idea behind the fitness center is that there are 100,000 people in Oak Brook daily and there really is not a place to work out. This amenity was not only for the residents, if they chose to, but also for people working in the community every day. They have talked to 4 -5 different health clubs that are interested in being in Oak Brook and have done the demographic studies and looked at the existing competition surrounding the area. They all feel that the fitness center would be worthwhile in the Village. Member Wolin added it would be helpful to get the input of the Park District. Member Adrian noted that he goes to the Park District and there are not machines available for use in the afternoon. It was his opinion that there should be more facilities available to work out at, because it is a problem, He added that you cannot get a basketball game going because the place is packed. At 5:30 in the morning, there are already around 50 people at the facility. Mr. Brechin said that additional material would be provided to the Plan Commission regarding the health club. The health club proposed will not be the equivalent of the Sports Core or the Park District. The competition aspects may be there, but they are totally different concepts. Director of Community Development Kallien said that the Plan Commission has brought up some very good issues and would be answered at the next meeting. Some of the issues brought up by staff would be addressed by the next meeting; others are related to the building permit process. Some of his issues relate to zoning and what happens with the next project, not so much in this area, but in the commercial corridor and they will have to go through this process again by amending another district or is it time to create some Planned Unit Development standards (PUD) . A by- product of the recommendation may be for the board to review PUD's instead of manipulating existing zoning; and the Revitalization Consultant may agree that is what zoning is all about. VILLAGE OF OAK BROOK Regular Plan Commission Minutes Page 16 of 17 October 16, 2006 31 7. Motion by Member Wolin, seconded by Member Tropinski to continue the hearing on the Clearwater Project to the next regular Plan Commission meeting. VOICE VOTE: Motion Carried. OTHER BUSINESS OT14ER BUSINESS Discussion by the members to cancel the regular Plan Commission hearing scheduled for November 20, 2006 to Tuesday, November 21, 2006 at 7:00 p.m. All members present agreed. Motion by Member Adrian, seconded by Member Lalmalani to reschedule the next regular Plan Commission meeting to November 21, 2006 at 7:00 p.m. VOICE VOTE: Motion Carried. ADJOURNMENT: ADJOURNMENT Motion by Member Adrian, seconded by Member Lalmalani to adjourn the meeting at 9:28 p.m. VOICE VOTE: Motion carried. ATTEST: Robert Kallien, , irector Community Development Secretary VILLAGE OF OAK BROOK Regular Plan Commission Minutes Page 17 of 17 October 16, 2006